How to antagonize Guests in 5 minutes flat

Bed & Breakfast / Short Term Rental Host Forum

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Well-known member
Oct 11, 2009
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Yes, 5 rooms or fewer. No papers needed. Behavior is everything: working dogs work, pets, loaf and fool around and act like ... dogs.

alias annie

Well-known member
Sep 14, 2008
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That's why we have a lawyer.

Here is the actual verbiage from the ADA act.

The ADA (Americans with Disabilities Act) provides certain protections for those with disabilities to provide an equal opportunity to access, like for people without disabilities. For business owners, it is important to understand when, and when not, you are legally required to be ADA-compliant.

The ADA does not apply to privately held transient lodging, hostels, or 'bed and breakfast' type properties, run at a location the local authorities have classified as a residential property as long as that owning entity is not a non-profit and currently has 14 or less employees.
We are a non-profit, but not on purpose.... does that count?? ;)

An Old Tavernkeeper

Well-known member
May 4, 2014
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It's not quite true. The ADA and the Justice Department have consistently said that bed and breakfasts that a) have the owner living on property AND b) have 5 or fewer rooms are not subject to the rules of the ADA. Otherwise, they do fit the definition of transient lodging.
The law by my reading says nothing about the number of employees dictating whether access must be applied, and I'd like to see a citation for this claim.
James P Cox is our attorney in Charlottesville please feel free to contact him if you have any ADA issues, he is a superstar.

He specifically says in his letter that if your locality classifies you as "residential" a "National Historic Register" or "landmark" property then nothing applies from the ADA period. If they classify you as "commercial" then it is different and he recommends you contact him directly.

If you do please tell him that you were referred by Bob and Carol so we can get our referral credit.

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